Selling or buying a home in Woodside and wondering what transfer tax will cost you? You are not alone. This small line on your closing statement can feel confusing, yet it is both predictable and manageable once you know the rules. In this quick guide, you will learn who typically pays, how much to budget, when it is due, and where exemptions might apply so you can plan your closing with confidence. Let’s dive in.
What is California’s transfer tax?
California’s Documentary Transfer Tax is an excise tax on most real estate transfers when the value exceeds $100. In San Mateo County, it is collected by the Recorder when your deed is recorded at closing. The deed includes a signed tax declaration, and if you claim an exemption, it must cite the correct code on the document. You can review the county’s overview on the San Mateo County Documentary Transfer Tax page.
Does Woodside have a city transfer tax?
No. Woodside does not impose its own municipal transfer tax. For Woodside properties, the county-level tax applies. The Recorder’s office outlines the county tax and notes where separate city taxes exist elsewhere, which does not include Woodside. See the county’s guidance here: San Mateo County Documentary Transfer Tax.
Current rate in Woodside
As of October 2025, San Mateo County’s rate is $0.55 per $500 of value. That equals $1.10 per $1,000 of the purchase price or fair market value. If the buyer assumes a recorded lien, that amount can be deducted before calculating the tax. The county details the rate and method on its Documentary Transfer Tax page.
Who pays in practice
Legally, the tax is due at recording, and either party may pay by agreement. County recorders commonly state that the buyer or seller can pay, which you can see echoed in San Joaquin County’s transfer tax guidance. In the Bay Area, it is customary for the seller to pay, but this is negotiable. For typical closing cost norms in California, see this overview of common practices. Always confirm the allocation in your purchase contract and escrow instructions.
How your transfer tax is calculated
- Formula: Sale price or fair market value, minus any assumed recorded liens, multiplied by 0.0011.
- Due: Paid to the county at deed recording as part of escrow.
- Documentation: The deed shows the tax amount or cites the specific exemption.
Example calculations
- $1,000,000 sale price → $1,000,000 × 0.0011 = $1,100.
- $3,250,000 sale price → $3,250,000 × 0.0011 = $3,575.
- $3,250,000 sale with a $500,000 assumed loan → taxable value $2,750,000 → $2,750,000 × 0.0011 = $3,025.
Because Woodside transactions often involve multi-million-dollar properties, plan ahead. Your title and escrow team will verify the exact taxable base and prepare the line item on your closing statement.
Exemptions and special cases
Some transfers are exempt. If you claim one, the deed must state the exemption and include any required affidavits.
Common exemptions include:
- Transfers with consideration of $100 or less. See the county’s rules on the Documentary Transfer Tax page.
- Deeds that secure a debt or a reconveyance after payoff. See this statewide explanation of securing-debt deeds in Mono County’s DTT resource.
- Transfers between spouses or incident to divorce. The county lists typical exemptions and filing steps on the Documentary Transfer Tax page.
- Certain trust transfers where the grantor’s beneficial interest does not change, such as many revocable living trust moves. See a plain-English summary of trust scenarios here: California documentary transfer taxes for trusts.
- Deeds to public entities and certain court-ordered conveyances. See the county’s overview: San Mateo County Documentary Transfer Tax.
Legal-entity transfers can also trigger tax even without recording a deed. A change of control in an LLC or corporation that owns real property may create transfer tax liability. Counties enforce this under state law, as explained in this legal-entity transfer advisory. If your transaction involves entity interests, alert escrow and your attorney early.
When and how you pay
- Who collects: The San Mateo County Recorder collects the tax at deed recording, typically through escrow. See the county’s process on the Documentary Transfer Tax page.
- Required forms:
- Documentary Transfer Tax Affidavit (DTTA) when the tax is due or an exemption is claimed. Download it from the DTTA page.
- Preliminary Change of Ownership Report (PCOR) generally accompanies deed recordings. Access the Recorder’s forms library.
- Deed notation: The deed must show the tax amount or the correct exemption citation.
Woodside closing checklist
- Confirm in your contract who pays the DTT, seller, buyer, or split.
- Verify there is no city transfer tax for Woodside.
- Ask escrow to confirm any assumed lien deduction and to calculate the tax.
- If claiming an exemption, provide supporting documents and the exact code citation for the deed.
- If an entity owns the property, flag any ownership changes that could trigger tax.
- Ensure the DTTA and PCOR are completed and submitted with the deed.
- Set aside funds so escrow can pay the county at recording.
Planning a sale or purchase in Woodside and want a clean, predictable closing? Reach out for a tailored estimate of your likely transfer tax and closing costs, plus guidance on exemptions and contract allocation. Connect with Allison T. Paulino to get started.
FAQs
What is the current Woodside transfer tax rate?
- As of October 2025, San Mateo County charges $0.55 per $500 of value, which equals $1.10 per $1,000, as noted by the county Recorder.
Who typically pays the transfer tax in Woodside?
- It is negotiable, though sellers commonly pay in California; confirm your contract and escrow instructions.
When is the transfer tax due in San Mateo County?
- It is collected by the county at the time the deed is recorded, typically through escrow at closing.
How do assumed loans affect the tax amount?
- Recorded liens that the buyer assumes can be deducted from the sale price before calculating the tax, subject to escrow and county verification.
Are trust transfers in Woodside exempt from transfer tax?
- Many transfers into or out of a revocable living trust are exempt when beneficial ownership does not change; the deed must cite the correct exemption.
Do LLC or stock transfers avoid transfer tax in San Mateo County?
- Not necessarily; a change of control in an entity that owns real property can trigger transfer tax even without recording a deed.
